Market observations, preparation guides and relocation planning for buyers and sellers across the Black Hills.
South Dakota's two cities sit five hours apart and solve different problems. Here they are side by side, with the numbers and the one place Rapid City loses clearly.
November 6, 2026
What it costs to live in Rapid City right now: the house, the tax bill, the sales tax changes landing in 2027, the power bill that just went up, and the insurance line that catches people.
November 6, 2026
Thinking about exchanging an investment property instead of selling it outright? Here is what a 1031 exchange actually requires, the two deadlines that make or break it, and how it plays out for short term rental owners and landlords across the Black Hills.
November 3, 2026
The spare bedrooms nobody uses, the acreage nobody mows, the driveway nobody wants to shovel anymore. Here is what actually changes when Black Hills sellers downsize, and how I structure the sale and the next purchase so nobody is carrying two mortgages at once.
October 27, 2026
Two of the five Black Hills counties have no zoning. One needs 9 acres before you can drill a well. Rapid City reaches three miles past its limits. How subdividing a lot works in each county and city, and the four questions that decide it.
October 25, 2026
New construction and resale aren't the trade-off they used to be. Here's how I actually walk buyers through the choice in the Black Hills, including what building here specifically involves.
October 20, 2026
Most buyers wait for spring. Here is why winter house hunting in the Black Hills often means less competition, more motivated sellers, and a truer look at how a house performs in the conditions it will actually face.
October 13, 2026
From the day your orders land to the day you get keys, here is what a PCS move to Ellsworth AFB actually looks like, broken into the stretches of time that matter.
October 6, 2026
Buying a lot is only step one. Here's how permitting, financing, and timelines actually work when you build in the Black Hills instead of buying resale.
September 29, 2026
Northrop Grumman will anchor a new $18 million defense cluster in downtown Rapid City. Here is what was announced, what was not, and what it means for buyers, sellers and investors in the Black Hills.
September 23, 2026
National research points to one specific week each spring. Our winters, Ellsworth AFB's PCS calendar, and our own Rally season pull that timing around here. Here is how I actually plan a launch date in the Black Hills.
September 22, 2026
Half a million visitors, $784 million in economic impact, and one loud week in August. Here is what the Sturgis Rally actually does to home values, listings, and rental income across the Black Hills, and what it does not.
September 15, 2026
Showing 12 of 31
The fastest way to reach me is the phone. Call or text 605-490-2040 and you will get me or a call back, usually the same day. If writing is easier, send a note and tell me what you are working on.